2205 Scenic Ave · Fairfield, CA 94533

$225,000

2 bd · 1.0 ba · 962 sqft · SingleFamily public records · 13 Days on market

Built 1934 6,446 sqft lot ↓ 50% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Martinez, this 962 sq. ft. two story fixer-upper offers 2 bedrooms, 1 bathroom, and an attached 1 car garage. Situated on a 0.14-acre lot, the property has strong potential for improvement and customization. A tenant is currently in place on a month-to-month lease. Great Opportunity!

Key facts

• 6,446 sq ft lot
• Garage
• Built 1934

🏷️ Possibly a rental listed for sale. The $225,000 price doesn't fit this home's estimated sale value (~$569,504) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 9.4% vs local median 3.0% in Fairfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#314 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools C-, crime D-, commute F.
• Martinez Unified (suburban): math 42% / reading 60% proficiency, ranked #120 of 517 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 266 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• This rent runs 35% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Contra Costa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $569,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 Scenic Ave	0.00mi	2/1.0	962 (0%)	1mo	$225,000	$234	99
2201 Lasalle St	0.13mi	2/1.0	916 (-5%)	2mo	$557,000	$608	84
2266 Monterey Ave	0.37mi	2/2.0	973 (+1%)	1mo	$588,000	$604	76
1215 Warren St	0.38mi	2/1.0	924 (-4%)	1mo	$343,500	$372	75
914 Vine Ave	0.61mi	2/1.0	950 (-1%)	1mo	$600,000	$632	69
1370 Vine Ave	0.35mi	3/1.0 (+1)	878 (-9%)	1mo	$520,000	$592	63
2610 Pacheco Blvd	0.31mi	2/1.0	831 (-14%)	2mo	$495,000	$596	61
1308 Pine St	0.52mi	1/1.0 (-1)	909 (-6%)	2mo	$500,000	$550	60
2547 Bella Vista Ave	0.53mi	2/1.0	850 (-12%)	0mo	$485,000	$571	56
847 Shell Ave	0.48mi	3/1.0 (+1)	1,056 (+10%)	2mo	$625,000	$592	55
2555 Orange St	0.47mi	3/2.0 (+1)	1,043 (+8%)	3mo	$489,950	$470	52
1214 Estudillo St	0.70mi	2/1.0	1,105 (+15%)	1mo	$760,000	$688	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-6,927
• Equity at exit: $33,548

10-year hold

• IRR: 3.4%
• Equity multiple: 1.22×
• Total profit: $13,639
• Equity at exit: $19,454

Cash invested: $63,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94533

• Rents YoY: 0.1%
• Active inventory: 266
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,527 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $575

Break-even live

Break-even rent $1,799

Max offer price $225,000

Occupancy floor 72%

Sensitivity live

Price	-10% $702	-5% $639	+0% $575	+5% $511	+10% $448
Rent	-10% $375	-5% $475	+0% $575	+5% $675	+10% $775
Rate	-1.0pp $688	-0.5pp $632	base $575	+0.5pp $517	+1.0pp $457

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1435 Cedar St Martinez, CA	2.0	1.0	1060	$2,990	$2.82	0d	1	0.09mi
2009 Pacheco Blvd Unit A Martinez, CA	2.0	1.0	900	$2,550	$2.83	45d	1	0.12mi
1534 Willow St Apt A Martinez, CA	1.0	1.0	600	$1,895	$3.16	25d	1	0.41mi
1131 Warren St Unit 1526 Martinez, CA	2.0	1.0	700	$2,325	$3.32	5d	1	0.41mi
760 Shell Ave Martinez, CA	2.0	1.0	800	$2,200	$2.75	6d	2	0.70mi
1214 Estudillo St Martinez, CA	2.0	1.0	1105	$2,200	$1.99	9d	1	0.71mi
2803 Sabral Cir Unit A Martinez, CA	1.0	1.0	535	$1,795	$3.36	25d	1	0.80mi
230 Buckley St Unit B Martinez, CA	3.0	1.0	900	$2,250	$2.50	25d	1	1.13mi
403 Talbart St Unit B Martinez, CA	2.0	1.0	650	$2,300	$3.54	45d	1	1.14mi
3430 Vista Oaks Dr Martinez, CA	1.0–2.0	1.0–2.0	740	$2,651	$3.58	0d	3	1.15mi
3310 Geneva St Martinez, CA	3.0	1.0	1077	$3,200	$2.97	16d	1	1.17mi
3600 Pine St Martinez, CA	1.0–2.0	1.0	738	$2,616	$3.54	9d	2	1.19mi
50 Foster St Unit 1 Martinez, CA	2.0	1.0	825	$2,100	$2.55	0d	1	1.21mi
3883 Vista Oaks Dr Martinez, CA	1.0–2.0	1.0–2.0	725	$2,810	$3.88	0d	5	1.27mi
600 J St Martinez, CA	1.0–2.0	1.0	711	$2,605	$3.66	0d	4	1.30mi
3910 Pacheco Blvd Unit 9 Martinez, CA	2.0	1.0	700	$2,375	$3.39	0d	1	1.38mi
235 Arana Dr Unit D Martinez, CA	2.0	1.0	800	$2,000	$2.50	25d	1	1.40mi
3979 Alhambra Ave Martinez, CA	1.0–2.0	1.0	670	$2,345	$3.50	21d	3	1.42mi

Listing history 4 events

1. 2026-05-08
   soldstatus $225,000
2. 2026-05-04
   price $225,000
3. 2025-12-12
   status Pending
4. 2025-11-29
   listed $450,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,769 · $147/mo
• Projected year-2 tax: $1,769 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,320
• − Mortgage interest: −$12,603
• − Property taxes: −$1,769
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$6,545
• Taxable income: $3,426
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $6,078/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Martinez Unified
• NCES district ID: 0624030
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 60% ▲ 6.00%
• Median HH income: $76,715
• Composite: 46.1/100
• National rank: #2509
• State rank: #120 of 517 in CA

Livability — Fairfield

• Score: 67/100
• State rank: #314
• US rank: #10551

Category grades

Amenities C Commute F Cost of living F Crime D- Employment A+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martinez, CA
• County: Solano County · 433,239 people
• City population: 120,008
• Metro: Vallejo, CA
• Population (ZIP): 78,805
• Household income: $87,384
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 3474.0

Population outlook (Contra Costa County) Hauer SSP2

• Today (2025): 1,287,720 people
• By 2030: 1,364,937 · +6.0%
• By 2040: 1,506,209 · +17.0%
• By 2050: 1,624,373 · +26.1%
• By 2075: 1,853,193 · +43.9%
• By 2100: 1,901,231 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 39% White 23% Black 16% Two or more races 16% Asian 14% Pacific Islander 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 28% Tagalog/Filipino 6% Other Indo-European 2%

Political lean MEDSL · Contra Costa

• 2024 margin: Solid D (+38.0) · D 67.3% · R 29.4% · Other 3.3%
• 2008→2024 swing: +0.2pp no change · 2008: 37.8pp · 2024: 38.0pp
• All cycles: 2024: D+38.0 2020: D+45.3 2016: D+43.5 2012: D+33.7 2008: D+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -258.88%
• Current HPI: 285.4365
• Rent YoY: ▲ 0.15%
• Metro: Vallejo, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-50.0% since first listed

4 events — show timeline

• 2026-05-08 Sold (Public Records) $225,000 Public Records
• 2026-05-04 Price Changed $225,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-12 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-29 Listed $450,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+3.9%/yr

Latest (2025): $1,769 · +3.9% YoY. Source: county tax records.